8 Fieldstone Ln · Scottsville, NY 14586

$224,900

3 bd · 1.5 ba · 1,491 sqft · SingleFamily public records · 9 Days on market

Built 1986 0.29 ac lot $151/sqft · 31% below area Est $326k · 31% under $45/mo HOA · 2% of rent

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Schools +5.2/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful split level in Riverton Community. Updated kitchen with newer Corian counters, seamless sink, Quartz island, stainless appliances, tile backsplash and tons of cabinets. Hardwood floors throughout most of the house. Bright and airy DR/LR with skylights, vaulted ceiling and newer windows. Large family room with new laminate floors and 1/2 bath. Ethernet throughout the house. Newer furnace and sump pump (2014). Unbelievable back yard with stamped concrete patio, shed and seep system in the landscaping.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1986

Property features AI

Finance

• HOA & community: Annual association fee of $540; Community amenities: basketball court, clubhouse, tennis courts

Exterior

• Parking: Attached garage; Approximately 2.5 garage spaces
• Utilities: Public water connected; Sewer connected
• Home design: Single-story property; Existing construction
• Construction: Wood siding exterior; Block foundation; Below-grade finished area
• Exterior features: Blacktop driveway; Rectangular residential lot; Road frontage on a city street; Lot dimensions approximately 61 x 206

Interior

• Kitchen: Dishwasher; Refrigerator; Kitchen island
• Bedrooms: 5 total rooms (includes living spaces and laundry)
• Flooring: Hardwood; Varies
• Bathrooms: 1 full bathroom; 1 half bathroom; 1 main-level bathroom
• Heating & cooling: Gas forced air heating; Central air conditioning
• Interior features: Great Room; Kitchen island
• Laundry & utility: Washer; Dryer; Laundry on upper level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-63 ($-754/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (0.3% below list).
• Recommended offer: $214k (4.9% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 3.8% in Scottsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#409 in NY) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, cost of living B+; Watch: amenities F, commute F, health & safety D-.
• Rush-Henrietta Central School District (suburban): math 62% / reading 57% proficiency, ranked #237 of 590 in NY (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Emma E Sherman Elementary School (math 46% / reading 49%, grade C-, #306 of 729 statewide, top 43%, 564 students, 52% FRL); Henry V Burger Junior High School (math 48% / reading 56%, grade C+, #241 of 729 statewide, top 35%, 691 students, 43% FRL); Rush-Henrietta Senior High School (math 97% / reading 72%, grade A, #379 of 1,100 statewide, top 36%, 1,300 students, 43% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,169 units permitted in Monroe County in 2024 (591 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Monroe County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $158k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $213,802 (4.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 8.4

CMA / ARV

• ARV (median comp): $325,640
• List price: $224,900
• Delta: -30.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Fieldstone Ln	0.03mi	3/1.5	1,373 (-8%)	0mo	$310,000	$226	85
7 Shadbush	0.45mi	3/1.5	1,513 (+2%)	1mo	$275,000	$182	76
9 Hepatica Ln	0.38mi	3/1.5	1,514 (+2%)	11mo	$252,000	$166	70
131 Grangerford Hts	0.41mi	3/2.0	1,490 (-0%)	12mo	$250,000	$168	69
43 Grangerford Hts	0.48mi	3/1.0	1,450 (-3%)	12mo	$216,000	$149	61
76 Grangerford Hts	0.48mi	3/1.5	1,350 (-10%)	2mo	$295,000	$219	60
75 Westcombe Park	0.59mi	4/3.5 (+1)	1,491 (0%)	1mo	$393,000	$264	59
71 Westcombe Park	0.58mi	3/2.5	1,479 (-1%)	11mo	$350,000	$237	58
88 Longton Pl	0.68mi	4/2.5 (+1)	1,495 (+0%)	9mo	$354,300	$237	51
353 Countess Dr	0.42mi	3/2.0	1,687 (+13%)	11mo	$250,000	$148	47
114 Hidden Vw	0.61mi	3/2.0	1,637 (+10%)	8mo	$450,000	$275	46
367 Farrell Road Ext	0.52mi	3/1.5	1,300 (-13%)	11mo	$254,000	$195	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-40,239
• Equity at exit: $33,533

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-39,358
• Equity at exit: $19,445

Cash invested: $62,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 15 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City: — inherits STATE

NYC rent stabilization (~1M units); 2019 HSTPA strengthened tenant rights; courts deeply backlogged.

Methodology + full state rankings →

ZIP-level market 14586

• Home prices YoY: -8.5%
• Active inventory: 40
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,241 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$515 /mo · $6,183/yr
• Insurance: −$94
• HOA: −$45
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-63

Break-even live

Break-even rent $2,321

Max offer price $213,802

Occupancy floor 98%

Sensitivity live

Price	-10% $64	-5% $1	+0% $-63	+5% $-126	+10% $-190
Rent	-10% $-240	-5% $-151	+0% $-63	+5% $26	+10% $114
Rate	-1.0pp $50	-0.5pp $-6	base $-63	+0.5pp $-121	+1.0pp $-180

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
312 Countess Dr West Henrietta, NY	1.0–2.0	1.0–1.5	866	$1,810	$2.09	4d	24	0.47mi

HOA detail

• Monthly dues: $45 · $540/yr
• Likely covers: landscaping

Listing history 13 events

1. 2026-05-02
   status Pending 597-char remark
2. 2026-04-23
   listed $224,900 Active 597-char remark
3. 2018-12-03
   soldstatus $157,500
4. 2018-11-30
   soldstatus $157,500 Closed Sale or Rented 514-char remark

   Show marketing remark (514 chars)

   Wonderful split level in Riverton Community. Updated kitchen with newer Corian counters, seamless sink, Quartz island, stainless appliances, tile backsplash and tons of cabinets. Hardwood floors throughout most of the house. Bright and airy DR/LR with skylights, vaulted ceiling and newer windows. Large family room with new laminate floors and 1/2 bath. Ethernet throughout the house. Newer furnace and sump pump (2014). Unbelievable back yard with stamped concrete patio, shed and seep system in the landscaping.

5. 2018-10-15
   status Pending Sale 514-char remark

   Show marketing remark (514 chars)

   Wonderful split level in Riverton Community. Updated kitchen with newer Corian counters, seamless sink, Quartz island, stainless appliances, tile backsplash and tons of cabinets. Hardwood floors throughout most of the house. Bright and airy DR/LR with skylights, vaulted ceiling and newer windows. Large family room with new laminate floors and 1/2 bath. Ethernet throughout the house. Newer furnace and sump pump (2014). Unbelievable back yard with stamped concrete patio, shed and seep system in the landscaping.

6. 2018-10-12
   status Under Contract- Do Not Show 514-char remark

   Show marketing remark (514 chars)

   Wonderful split level in Riverton Community. Updated kitchen with newer Corian counters, seamless sink, Quartz island, stainless appliances, tile backsplash and tons of cabinets. Hardwood floors throughout most of the house. Bright and airy DR/LR with skylights, vaulted ceiling and newer windows. Large family room with new laminate floors and 1/2 bath. Ethernet throughout the house. Newer furnace and sump pump (2014). Unbelievable back yard with stamped concrete patio, shed and seep system in the landscaping.

7. 2018-09-28
   listed $157,500 Active 514-char remark

   Show marketing remark (514 chars)

   Wonderful split level in Riverton Community. Updated kitchen with newer Corian counters, seamless sink, Quartz island, stainless appliances, tile backsplash and tons of cabinets. Hardwood floors throughout most of the house. Bright and airy DR/LR with skylights, vaulted ceiling and newer windows. Large family room with new laminate floors and 1/2 bath. Ethernet throughout the house. Newer furnace and sump pump (2014). Unbelievable back yard with stamped concrete patio, shed and seep system in the landscaping.

8. 2013-07-11
   soldstatus $144,900

   Show marketing remark (652 chars)

   Gorgeous, updated home featuring a bright & airy floor plan. Beautiful maple & corian Eat-In Kitchen with stainless appliances, vaulted ceiling & sliding glass doors to the stamped concrete walkway & patio. Hardwood floors throughout the Family Room & Living Room with vaulted ceiling & skylight. 3 spacious bedrooms & 1.5 updated baths. 2.5 car attached garage, great yard with shed. Access to Riverton Community, including pools, trails, tennis courts, softball field, basketball court, playground & more! Roof 2005,H20 2007. New sump pump, garage door opener, light fixtures, fresh paint & more!

9. 2013-07-10
   soldstatus $142,000
10. 2013-05-03
    listed $144,900

    Show marketing remark (652 chars)

    Gorgeous, updated home featuring a bright & airy floor plan. Beautiful maple & corian Eat-In Kitchen with stainless appliances, vaulted ceiling & sliding glass doors to the stamped concrete walkway & patio. Hardwood floors throughout the Family Room & Living Room with vaulted ceiling & skylight. 3 spacious bedrooms & 1.5 updated baths. 2.5 car attached garage, great yard with shed. Access to Riverton Community, including pools, trails, tennis courts, softball field, basketball court, playground & more! Roof 2005,H20 2007. New sump pump, garage door opener, light fixtures, fresh paint & more!

11. 2009-05-29
    soldstatus $135,500
12. 1999-09-08
    soldstatus $96,900
13. 1993-01-28
    soldstatus $90,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $6,183 · $515/mo
• Projected year-2 tax: $6,183 · $515/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,894
• − Mortgage interest: −$12,598
• − Property taxes: −$6,183
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,152
• − Management: −$2,152
• − HOA: −$540
• − Depreciation: −$6,543
• Taxable loss: −$4,397
• Est. tax savings @ 24.0%: +$1,055
• After-tax cash flow: $301/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Rush-Henrietta Central School District
• NCES district ID: 3625170
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 57% ▲ 1.00%
• Median HH income: $58,682
• Composite: 51.52/100
• National rank: #1720
• State rank: #237 of 590 in NY

Livability — Scottsville

• Score: 71/100
• State rank: #409
• US rank: #7059

Category grades

Amenities F Commute F Cost of living B+ Crime A- Employment B- Housing A+ Health & safety D- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Monroe County · 674,131 people
• City population: 4,450
• Metro: Rochester, NY
• Population (ZIP): 13,291
• Household income: $124,457
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 458.0

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 759,460 people
• By 2030: 757,154 · -0.3%
• By 2040: 740,644 · -2.5%
• By 2050: 714,443 · -5.9%
• By 2075: 645,883 · -15.0%
• By 2100: 547,084 · -28.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 15% Black 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Romanian 4% Iranian 2% Lithuanian 2%
• Foreign-born: 16% · China, India, Vietnam
• Languages at home: 81% English-only · Other Indo-European 7% Spanish 4% Chinese 3%

Political lean MEDSL · Monroe

• 2024 margin: D (+19.1) · D 59.5% · R 40.5%
• 2008→2024 swing: +1.4pp toward D · 2008: 17.7pp · 2024: 19.1pp
• All cycles: 2024: D+19.1 2020: D+21.0 2016: D+14.1 2012: D+17.4 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.58%
• Current HPI: 265.7183
• Rent YoY: —
• Metro: Rochester, NY
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

+149.9% since first listed

13 events — show timeline

• 2026-05-02 Pending — UNYREIS
• 2026-04-23 Listed $224,900 UNYREIS
• 2018-12-03 Sold (Public Records) $157,500 Public Records
• 2018-11-30 Sold (MLS) $157,500 UNYREIS
• 2018-10-15 Pending — UNYREIS
• 2018-10-12 Pending — UNYREIS
• 2018-09-28 Listed $157,500 UNYREIS
• 2013-07-11 Sold (MLS) $144,900 UNYREIS
• 2013-07-10 Sold (Public Records) $142,000 Public Records
• 2013-05-03 Listed $144,900 UNYREIS
• 2009-05-29 Sold (Public Records) $135,500 Public Records
• 1999-09-08 Sold (Public Records) $96,900 Public Records
• 1993-01-28 Sold (Public Records) $90,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $6,183 · +24.8% YoY. Source: county tax records.